Job description

Job Title: General Manager (hereafter, “GM”)

Residence: As a condition to employment the GM must reside onsite.

Reporting: The GM shall be supervised on an as needed basis by the Property Manager and shall report to the President of the Board.

Certification: The GM is responsible for maintaining all existing and acquired professional certifications. GM is expected to continue to educate himself with respect to issues and skills relevant to managing a luxury high-rise condominium on Oahu.

Duties and Responsibilities:

Administration:

· GM is responsible for the administration of the Association’s property and all employees under the direction of the Property Manager and the Board. For the sake of clarification, this includes responsibility for Security, Maintenance, Administrative, Custodial, and Landscaping staff.

· GM shall implement and maintain personnel procedures, i.e., the hiring, training supervising of employees, etc.

· GM shall give direction, relate to, and motivate people, define job tasks, determine performance standards, hire, train, discipline and terminate employees as necessary, and implement business management techniques and generally accepted business practices.

· The GM shall manage employees (organize, deploy, determine hours, determine headcount and functional staffing levels, determine to outsource, or bring in-house, hire, discipline, and fire) in the manner he/she determines to be most efficient and in the best interests of the AOAO, subject to input from the Property Manager, and in accordance with all applicable laws, regulations, and house rules.

· GM shall evaluate, counsel, and discipline all employees in accordance with applicable law and Association policy, and make recommendations to the Board for compensation adjustments.

· GM shall, over time and in conjunction with the Property Manager, develop employee and functional handbooks.

· GM is responsible for conducting annual performance reviews of all employees and submitting written reports thereof to the Property Manager and/or the Board President, upon written request.

· GM is responsible for scheduling his own annual performance evaluation with the Property Manager and the President of the Board.

Maintenance:

· GM shall, in conjunction with the Property Manager, determine maintenance and service specifications (scopes); analyze and negotiate bids; supervise specification compliance; plan and schedule deferred and/or remedial current maintenance; handle emergency repairs; implement a preventive maintenance program.

· GM shall coordinate maintenance and service priorities with the Property Manager, the President, and/or the Treasurer, and is responsible for summarizing, quantifying costs, and benefits, creating timelines to help in this respect.

· GM is responsible for scheduling regular and periodic in-progress meetings with contractors, inspections, punch lists, photographs, and final sign off, and the record keeping thereof.

· GM shall implement landscape maintenance and control and shall coordinate and schedule landscape maintenance workers, whether they are in-house or outsourced.

· GM shall plan, schedule, and supervise exterior maintenance as well as health and safety standards and contractor’s obligations.

· GM shall keep detailed and organized records of completed projects, in-progress projects, planned projects, and projects he wishes to propose.

· GM shall personally conduct frequent & regular inspections of the building and grounds.

Security:

· GM is responsible for maintaining, supervising, or delegating the supervision thereof, and updating as required a safety and policing protocol including a key/FOB policy. Such protocol shall include liaison with local public safety agencies, and compliance with all applicable regulations.

· GM shall recommend and implement improvements to the security of property, and shall coordinate with the Property Manager, the President of the Board the implementation of any recommendations made by any third-party security consultants hired by the AOAO, subject to Board approval.

Custodial:

· GM shall supervise the Housekeeping staff, implement custodial/housekeeping tasks, the ability to diagnose interior maintenance problems and determine liabilities, and be fully aware of fire and safety regulations and compliance procedures.

Record Keeping:

· GM is responsible for overseeing an organized record keeping system, and management of the procedures and employees in the office.

· GM shall implement an accurate accounting protocol and shall have the ability to coordinate with the Property Manager and Accountant if necessary. Record keeping must cover resident logs, employee records, incident logs, a daily logbook etc.

· GM shall supervise the creation of Standard Operating Procedures and emergency procedures.

· GM is responsible for authorizing the purchase of office supplies and the maintenance of office equipment.

Budgeting:

· GM shall have basic accounting skills or shortly acquire them; budget planning and analysis skills and an ability to read and understand financial reports.

· GM shall attempt to carry out his role within the constraints of the budget laid out to him at the beginning of the year and communicate as far in advance as possible to the Property Manager and the President of the Board, any likely overages, and the reasons for such. GM shall demonstrate common sense and sound business judgment.

· GM shall recommend and implement cost saving measures.

· GM shall work with the Property Manager to propose a Budget for the coming fiscal year with sufficient advance preparation to the President of the Board and/or the Treasurer.

Communication:

· GM shall maintain an open and pro-active line of communication to Residents, the Property Manager, and the President of the Board.

· GM shall, when practical and when not an impediment to more pressing duties, keep an open door to his office.

· GM shall exercise good listening skills and understand the potential liability resulting from his actions or his behavior.

· GM shall report to the Property Manager and/or the President of the Board as soon as reasonably possible any emergencies, issues, or situations he deems to be of a serious nature.

· GM shall make a monthly report to the Board concerning cost, administrative, personnel, security, maintenance, regulatory or other relevant issues.

· GM is responsible for maintaining, or delegating responsibility for the maintenance of the AOAO website, and for generating content for the monthly newsletter.

House Rules:

· GM shall understand, abide by, respectfully enforce, and propose amendments as he sees fit.

· GM shall deal with complaints objectively and consistently; implement and maintain rule enforcement methods; communicate rules; and provide documentation of due process.

· GM shall attempt to create and enhance a positive and friendly living and working environment for residents and employees and pursue policies that enhance “Aloha.”

Insurance:

· GM shall annually evaluate and recommend any changes to all required insurance carried by the Association and make recommendations for additional coverage, as necessary.

Regulatory Awareness:

· GM shall annually evaluate relevant building codes, state condominium laws and ordinances, fire & health codes, worker’s compensation laws, tax requirements and potential legislation affecting condominium associations.

Assistance:

· GM shall assist Residents, authorized guests, and tradesmen when requests are considered reasonable, and the GM is able to do so.

· GM shall help in emergencies when reasonable, safe, and permitted.

Personal Image:

· GM shall present a professional, neat, considered, and approachable personal image.

· GM shall maintain impartiality and not show favor to one Owner or Resident over another.

· GM shall maintain the cleanliness of his office.

Confidentiality:

· GM shall maintain the confidentiality of sensitive issues at the building.

Employee Appreciation:

· GM shall have a discretionary budget, to be determined annually by the Board, to deploy as he sees fit and in a manner that will not reflect negatively on the building for employee appreciation events.

AOAO MOANA PACIFIC

Job Type: Full-time

Pay: $75,000.00 - $150,000.00 per year

Benefits:

• Dental insurance
• Health insurance
• Paid time off
• Vision insurance

Schedule:

• 8 hour shift

Ability to commute/relocate:

• Honolulu, HI 96814: Reliably commute or planning to relocate before starting work (Preferred)

Experience:

• Accounting: 1 year (Preferred)
• Financial report interpretation: 1 year (Preferred)
• Employee evaluation: 1 year (Preferred)
• Budgeting: 1 year (Preferred)

Willingness to travel:

• 25% (Preferred)

Work Location: One location

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